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HomeMy WebLinkAboutItem II STAFF REPORT BOARD OF APPEALS APRIL 11TH,2018 ITEM II: 2713 CLAIRVILLE ROAD GENERAL DESCRIPTION AND BACKGROUND Brian R. Spanbauer—owner/petitioner requests the following variance to permit a new 20'x30' detached garage in the side yard north: Description Code Reference Maximum Proposed Total allowable area for garages 30-714(B)(4) 1,200 sq. ft. 1,632 sq. ft. The subject 1.49 acre property is a rectangular-shaped lot located on the west side of Clairville Road in the Town of Algoma. It is zoned R-1 ETZ (Single Family Residence Extraterritorial District) and being used for single family residential purposes. The ETZ area was established by an intergovernmental agreement between the City and Town in 2003. The principal structure is a two-story contemporary home featuring 2,375 square feet of total living area and was built in 2001 according to Town of Algoma appraisal records. The parcel also currently has a 1,032 square feet attached garage accessed via a curb cut on Clairville Road. ANALYSIS In reviewing a variance request,the following questions should be addressed: When considering an area variance, the question of whether unnecessary hardship or practical difficulty exists is best explained as "whether compliance with the strict letter of the restrictions governing area, set backs, frontage, height, bulk or density would unreasonably prevent the owner from using the property for a permitted purpose or would render conformity with such restrictions unnecessarily burdensome." Are there any unusual or unique physical limitations of the property which create a hardship? Will granting of a variance result in harm to the public interest? The applicant is proposing to construct a new 20'x30' (600 square feet) detached garage in the side yard north to supplement the existing 1,032 square feet attached garage (see attached site plan). The proposed garage is to be used for personal storage of vehicles, equipment, etc. of the homeowner. A variance is needed as the proposed total allowable area for accessory structures will be exceeded by 432 square feet. Board members will recall the City of Oshkosh performed a comprehensive update to the zoning ordinance in January 2017, The new ordinance has a provision for lots larger than one acre in size to increase the accessory structures total area by one square foot for every 100 square feet of lot area over an acre. In this instance the homeowner would be allowed 1,414 square feet of total accessory building based on the 1.49 acre lot size(Le. STAFF REPORT BOARD OF APPEALS ITEM II -2- APRIL 11TH, 2018 64,904 sf - 43,560 sf= 21,344 sf/ 100 = 214 sf + 1200 sf = 1,414 so if it was in the City of Oshkosh or when it automatically annexes into the City at a later date per the intergovernmental agreement. This section unfortunately does not apply to the Extraterritorial Zoning District at this time as the Extraterritorial Zoning Ordinance was not amended to mirror the new City standards in 2017. Therefore, a degree of hardship and uniqueness is present in this case. However, the amount of variance necessary appears to be less than what the petitioner is requesting. The intent of the ETZ regulations is to promote sound controls over land uses as the properties change jurisdictions over time. For consistency and equity purposes granting an area variance in this instance should be limited to what normally would be permitted if the parcel were located under current city performance standards as the new ordinance specifically addresses flexibility for parcels in excess of an acre. Anything granted above this standard would be based on personal circumstances, preference and/or convenience for size. In general it would run contrary to Wisconsin State Case Law standards for granting a variance. Therefore, using the Town's appraisal information if the parcel contains a 1,032 square feet existing attached garage the new detached garage should be limited to no more than 382 square feet to meet the 1,414 square feet limitation based in the current city standard for a 1,49 acre sized lot. RECOMMENDATION Based on the information provided within this report, staff recommends approval of the variance with the following conditions: I. The proposed new garage and the existing attached garage shall not exceed 1,414 square feet in total area using Town of Algoma Appraisal Records. 2. A revised site plan showing paving of the new driveway addition be provided as gravel and/or grass is not permitted as a surface for the garage approach. q�1 f fl f1d'��rr�upp'iivvoi i' 01'Vm Ln M CD... 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UX 0 46 Page 4 C15 d \ \Aco �k / K k2 � mQ E > CL \ 5 a -0 0 0S � L) /\ dp k � A 000 Cl) Cl) � \ & \ 2 2 CD o - -k E ^ \ 0 2 ...dR 0 � — r-L $ BCl) > a � 2d � . y kAM � w R m2 5 $ d 2 CL �k \ \ o 2 E g7 ¥ �\ � 0 § / J ± « d » dCY G Page 5 CITY OF OSHKOSH APPLICATION FOR VARIANCE Please submit a complete reproducible site pian (maximum size 11" x 17"). (A complete site plan includes, but is not limited to, all structures, lot lines and streets with distances to each.) Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE.The fee is payable to the City of Oshkosh and due at the time the application is submitted. Address of Parcel Affected: 0_ Petitioner:R i rnoL I.,L y r Home Phone: 'r0 Petitioner's Address: Work Phone: _1- a 7t6 _74.LZ Petitioner's Email: S a- Signature Required. J1Date: 7 I Owner(it not petitioner) Home Prone: Owner's Address: Work Phone: Owner's Email: Signature Required: Date: In order to be granted a variance,each applicant must be able to prove that an unnecessary hardship would be created if the variance is not granted.The burden of proving an unnecessary' hardship rests upon the applicant. The attached sheet provides information on what constitutes a hardship. (Attach additional sheets, if necessary, to provide the information requested. Additional information may be requested as needed.) 1. Explain your proposed plans and why you are requesting a variance: r Page 6 0 .� Describe how the variance would not have an adverse effect on surrounding properties'. zin r ` Ji s 3. Describe the special conditions that apply to your lot or structure that do not apply to surrounding lots or structures: 4. Describe the hardship that would result it your variance were not granted: `' J• ? u?� .J Page 7 .. .....__ -............... -. 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Those using the ranting nate;3!2$1201$ ° information are responsible for verifying accuracy. For full disdarmer please go to VAS vr.ci.oshkosh.vri,Us/GIS&d mef Prepared by, City of Oshkosh,W[ Oshkosh J.IGISTIanningTIan Commission Si.e Plan Map TemWalelFlan Comm,ss�cn Sile Flan heap Template.mA User:Wa ob Page 17 1 I SRS � ' SR-5 3 ' i fi I I SMR-12-PD MR-12 CA COV Ti � K �2A r �d#i! S R' MR-12-PD... t_ MR-12 �y �A 1 R-3 SMR-12,_.. l RH I I i im l i l HI l E l W / I I I I � i T y � lin=0.19 mi IA 1 in=1,000 ft CiV of Oshkosh maps and data are intended to be used for general identikaton purposes only,and 01 the City of Oshkosh assumes no HaUty for the sxuraey of the informaton. Those using the printing Date:312812018 n'- h I�QS�information are responsUe for verifying aecuracy. For full disclaimer please go to VSF vnvr.d.oshkosh.vri.uslGlSt sdaimer Prepared by:City of Oshkosh,WI Oshkosh TGISTIann ng\Flan Commission Si'.e Plan Map Tentp!aWPlan Commsssion Si!e Plan flop Temp!ate.nmd User:Web Page 18 r� �d Ai in 0.01 mi /15 d (� City of maps and d in— Oshkosh data afe intended to be used for general identification purposes only,am C:ii the City of Oshkosh assumes no 6abilty for the accuracy+ of the information. Those using the of Printing Date:3!2812018 informatiart are fesponsiNe fix verifying accuracy. For full 6sda�mer please go to Oshkosh vnNvr.cl.oshkosh.M.uslGIS&cl imer Prepared by:City of Oshkosh,WI JAGISTlanningTlan Commiss�on Sive plan Ilan fempaWPlan CommEss;on Site Plan lap Template.mxd user kali-ab Page 19